12 Charlesworth Ave · Avoca, NY 14809

$47,000

3 bd · 2.0 ba · 2,170 sqft · SingleFamily public records · 21 Days on market

Built 1900 0.26 ac lot $22/sqft · 74% below area ↓ 6% since listing

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Why this score? — see what drove the B+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +8.2/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Bring your vision to this spacious fixer-upper in the heart of Avoca. This home offers an impressive amount of living space, starting with a large living room, dining room, and a comfortable family room that gives everyone room to spread out. Upstairs, you’ll find three well-sized bedrooms plus a bonus attic area that’s just waiting to be transformed — think home office, hobby room, or even a dream walk-in closet. With two bathrooms, an attached garage, a cellar, and a beautiful yard that’s perfect for gardening, pets, or outdoor gatherings, the property has the foundation to become something truly special. Whether you’re an investor, a DIY enthusiast, or someone looking to create a home tailored to your style, this house offers the space, layout, and potential to make it happen.

Key facts

• Large living room
• Dining room
• Beautiful yard

Tags

• LARGE LIVING ROOM
• DINING ROOM
• COMFORTABLE FAMILY ROOM
• BONUS ATTIC AREA
• BEAUTIFUL YARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $47k.

Deal economics

• At list price, monthly cash flow is $581 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $47k).
• Recommended offer: $46k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#735 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: employment D, health & safety D, amenities F.
• Avoca Central School District (rural): math 50% / reading 45% proficiency, ranked #522 of 755 in NY (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 15 active listings in the ZIP; 196 units permitted in Steuben County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($325 loan paydown + $3k appreciation (6.3% local appreciation)).
• Steuben County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.3% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($46k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.9% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $46,295 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 2.69% ✓
• Cap rate: 21.13%
• Cash-on-cash: 52.99%
• DSCR: 3.36
• GRM: 3.1

CMA / ARV

• ARV (median comp): $182,976
• List price: $47,000
• Delta: -74.31%
• Verdict: UNDERPRICED
• Comps: 17 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
22 Chase St	0.09mi	4/2.0 (+1)	2,368 (+9%)	19mo	$230,000	$97	60
13 Charlesworth Ave	0.03mi	4/1.5 (+1)	1,852 (-15%)	11mo	$150,000	$81	58
19 Chase St	0.11mi	4/2.5 (+1)	1,999 (-8%)	20mo	$189,900	$95	58
6 Alexander St #1	0.24mi	3/1.0	1,851 (-15%)	4mo	$45,500	$25	57

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

6.31% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 61.9%
• Equity multiple: 4.92×
• Total profit: $51,534
• Equity at exit: $30,480

10-year hold

• IRR: 58.6%
• Equity multiple: 10.31×
• Total profit: $122,539
• Equity at exit: $56,098

Cash invested: $13,160 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 15 Strongly Tenant-Friendly
• State New York: 15 Strongly Tenant-Friendly · D+10
• County: — inherits STATE
• City: — inherits STATE

NYC rent stabilization (~1M units); 2019 HSTPA strengthened tenant rights; courts deeply backlogged.

Methodology + full state rankings →

ZIP-level market 14809

• Home prices YoY: 2.3%
• Active inventory: 15
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $1,264 medium
• Mortgage (P&I): −$246
• Tax from tax record: −$152 /mo · $1,819/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $581

Break-even live

Break-even rent $529

Max offer price $47,000

Occupancy floor 49%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $11,750
• Closing costs: $1,410
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-12
   status Pending 820-char remark

   Show marketing remark (820 chars)

   Bring your vision to this spacious fixer-upper in the heart of Avoca. This home offers an impressive amount of living space, starting with a large living room, dining room, and a comfortable family room that gives everyone room to spread out. Upstairs, you’ll find three well-sized bedrooms plus a bonus attic area that’s just waiting to be transformed — think home office, hobby room, or even a dream walk-in closet. With two bathrooms, an attached garage, a cellar, and a beautiful yard that’s perfect for gardening, pets, or outdoor gatherings, the property has the foundation to become something truly special. Whether you’re an investor, a DIY enthusiast, or someone looking to create a home tailored to your style, this house offers the space, layout, and potential to make it happen.

2. 2026-05-08
   price $47,000 820-char remark

   Show marketing remark (820 chars)

   Bring your vision to this spacious fixer-upper in the heart of Avoca. This home offers an impressive amount of living space, starting with a large living room, dining room, and a comfortable family room that gives everyone room to spread out. Upstairs, you’ll find three well-sized bedrooms plus a bonus attic area that’s just waiting to be transformed — think home office, hobby room, or even a dream walk-in closet. With two bathrooms, an attached garage, a cellar, and a beautiful yard that’s perfect for gardening, pets, or outdoor gatherings, the property has the foundation to become something truly special. Whether you’re an investor, a DIY enthusiast, or someone looking to create a home tailored to your style, this house offers the space, layout, and potential to make it happen.

3. 2026-04-21
   listed $50,000 Active 820-char remark

   Show marketing remark (820 chars)

   Bring your vision to this spacious fixer-upper in the heart of Avoca. This home offers an impressive amount of living space, starting with a large living room, dining room, and a comfortable family room that gives everyone room to spread out. Upstairs, you’ll find three well-sized bedrooms plus a bonus attic area that’s just waiting to be transformed — think home office, hobby room, or even a dream walk-in closet. With two bathrooms, an attached garage, a cellar, and a beautiful yard that’s perfect for gardening, pets, or outdoor gatherings, the property has the foundation to become something truly special. Whether you’re an investor, a DIY enthusiast, or someone looking to create a home tailored to your style, this house offers the space, layout, and potential to make it happen.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast NY · Partial reset (capped growth)

• Current annual tax: $1,819 · $152/mo
• Projected year-2 tax: $1,819 · $152/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥91°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,170
• − Mortgage interest: −$2,633
• − Property taxes: −$1,819
• − Insurance: −$235
• − Repairs & maintenance: −$1,214
• − Management: −$1,214
• − Depreciation: −$1,367
• Taxable income: $6,689
• Est. tax owed @ 24.0%: −$1,605
• After-tax cash flow: $5,368/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Avoca Central School District
• NCES district ID: 3603630
• Math proficiency: 50% ▲ 10.00%
• Reading proficiency: 45% ▬ 0.00%
• Median HH income: $44,921
• Composite: 42.36/100
• National rank: #6936
• State rank: #522 of 755 in NY

Livability — Avoca

• Score: 64/100
• State rank: #735
• US rank: #14018

Category grades

Amenities F Commute F Cost of living A+ Crime A- Employment D Housing A+ Health & safety D User ratings D-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Avoca, NY
• Population (ZIP): 2,921

Population outlook (Steuben County) Hauer SSP2

• Today (2025): 93,062 people
• By 2030: 89,793 · -3.5%
• By 2040: 82,353 · -11.5%
• By 2050: 74,286 · -20.2%
• By 2075: 55,589 · -40.3%
• By 2100: 37,587 · -59.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 5% Hispanic / Latino 5%
• Common ancestry: Italian 2% Iranian 2% Romanian 2%
• Foreign-born: 0%
• Languages at home: 87% English-only · German/W. Germanic 11% Spanish 2%

Political lean MEDSL · Steuben

• 2024 margin: Solid R (+31.8) · D 34.1% · R 65.9%
• 2008→2024 swing: -15.0pp toward R · 2008: -16.8pp · 2024: -31.8pp
• All cycles: 2024: R+31.8 2020: R+29.6 2016: R+36.2 2012: R+16.4 2008: R+16.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.31%
• Current HPI: 282.5305
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 2.60%
• F500 in state: 92

Industry mix (Fortune 500 HQ in NY)

Industry	F500 HQs	Revenue
▸Financial Services	10	$950B
▸Consumer Goods	9	$162B
▸Insurance	4	$225B
▸Telecommunications	2	$144B
▸Pharmaceuticals	2	$112B
▸Media / Entertainment	2	$69B

Price history

-6.0% since first listed

3 events — show timeline

• 2026-05-12 Pending — UNYREIS
• 2026-05-08 Price Changed $47,000 UNYREIS
• 2026-04-21 Listed $50,000 UNYREIS

Property tax history

+0.0%/yr

Latest (2025): $1,819 · -7.4% YoY. Source: county tax records.